Clogged drains are a nightmare but can be easily prevented.  They happen at the worst possible time and are a headache to deal with.  You will need to take time off work and pay for a plumber to come to unclog the drain.  All this could have been prevented by maintaining your sink trap.  Side note…if you do experience a clog we highly recommend that you not try to take apart your P-Trap.  DIYers who do this most likely will never be able to reassemble it correctly, causing it to leak.

The best way to keep your sink trap clean is to have a professional plumber inspect your plumbing annually.  Many plumbing companies offer annual maintenance plans. Between annual inspections, here are 5 things you can do yourself to make sure your sink trap stays clean.

1. Avoid throwing anything down that drain that could be an obstruction.  Cooking grease, fats and oils can become severe issues over time.
2. Avoid store-bought drain cleaning products.  They’re very harmful to your pipes and environment.
3. Lift the sink or shower stopper and check for any debris in the pipe.  If someone with long hair lives in the home, check this often.
4. Run water through your pipes at least once a week, especially in areas of the house that you don’t frequently use, to prevent sewer gases or smells, and to keep the drain clean.
5. Use an all-natural drain maintenance product like Bio Ben on a regular basis.  Bio Ben’s naturally organic bacteria has tiny-sludge hungry organisms which eat away at the waste and gunk in your drain lining.  You can pour it down the drain weekly or monthly to help eliminate the build-up of grease, fats and oil. It keeps your system free flowing without any clogs.

If you aren’t comfortable dealing with your sink trap yourself, give Benjamin Franklin Plumbing a call at 813-676-9046.  The punctual plumbers will get out to your home on time, and make sure your drains are clean and flowing.

A good water heater will normally provide at least 10 to 13 years of consistent service, but there are any number of things that could cause a breakdown somewhere along the way.  Water heaters are a special case for DIY home repairs.  Any mistakes could lead to horrible consequences, so only attempt your own repairs when you are completely confident in your knowledge and abilities.

In fact, the best repairs are the ones you do before there’s actually a big problem.  Preventative maintenance will save you a lot of time, money, and headaches, so keep an eye on your water heater so you can spot the warning signs before they get out of hand.  However, despite your best efforts, you may start noticing some of the common problems popping up.  For some of them, there are some simple things you can do to get everything running properly again.  For others, you may need to bring in a pro to get it fixed.

Just remember that a lot of things can go really wrong if you make a mistake, so, if you have any doubts at all, no matter what the problem is, be sure to contact someone who understands the ins and outs of the entire system.

Problem #1: Insufficient Hot Water                                

This may simply be the result of too much demand on an undersized water heater.  On the other hand, there might be something more serious going on.  The dip tube might be broken, allowing hot and cold water to mix in the tank, or perhaps there is a problem with the gas supply or the heating element.

If your family is simply using up more hot water at once than your tank can supply, it may be time to upgrade to something larger.   But be sure to check the heating element and gas supply to make sure it’s running as efficiently as it can.

Problem #2: Extremely Slow to Heat

There are a number of factors that could contribute to this.  A faulty heating element is usually to blame if this is something that started happening very suddenly.  Other causes might be that the tank is not sufficiently insulated, and a lot of the heat is leaking out, or perhaps the length and diameter of the pipes between point A and point B are affecting your ability to get hot water quickly.

If the heating element is the culprit, you may need to replace it (though sometimes a repair is possible), but if it is because of one of the other reasons, you will need to look into ways to increase insulation or, if the outlets are a long way from the heater, perhaps a tankless heater closer to the appliance is the answer.

Your plumbing system may take a couple minutes to delivery hot water to the fixture.   To ensure that you have immediate hot tap water, add a hot water recirculation pump to your water heater.  It creates a loop that circulates the water through the hot water pipes back to your water heater.  This is done either through a dedicated line or cold water line.

Problem #3: Strange sounds coming from the tank

There are several potential causes of those strange sounds that might be emanating from your water heater.  Smaller pangs could be the result of something as simple the minerals in the water getting pushed around by rising air bubbles.  A low rumbling noise might come from the water actually boiling inside the tank.  This happens when too much sediment builds up in the bottom of the tank, which leads to overheating and boilage.

You can take care of this by flushing out the water heater.  Simply drain the entire tank and then put some fresh water through it to make sure you get all the sediment out.  Once it’s clean, you can fill it back up, turn it on, and enjoy a more efficient experience.

You may also consider using a water softener in your home because that can help filter out a lot of those minerals that lead to these problems.

Problem #4: Water pooling around the base

If you start to see water pooling at the base of your heater, it could be due to a simple problem, but it might also hint at a more serious issue.  The leak might stem from the tank itself, the temperature and pressure relief valve, or even from one of the other plumbing connections.

You will need to test the valves and inspect the tank to find out if this is where your leak is coming from.  You can try flushing the valves to clear out any sediment and ease the pressure there.  You can also reduce the temperature of the water to stop the tank from overheating

Problem #5: Rust colored water

Assuming the discolored water isn’t a problem with the city’s water supply, you’ve probably got some corrosion going on inside the tank.  It could also be related to the anode rod failing, and leaving some residue.

If you flush out the tank and that doesn’t clear up the problem, you will need to replace the anode rod.

Doing Your Repairs

If something goes wrong with your water heater, and you’re going to attempt some repairs on your own, you need to begin with the simplest things first.  Start with a basic diagnosis to determine your problem and what may be causing it.  Then, once you’ve determined what needs to be done, take all the necessary precautions to ensure that you don’t do more harm than good.

Always pay attention to any manufacturer’s recommendations and follow them carefully.  And always – always – call a professional plumber if you aren’t sure how to go about the repairs.

Friday may be the busiest day for malls but did you know it is also the busiest day of the year for plumbers.  With Thanksgiving meal preparation and clean up plus the extra guests visiting, your plumbing system will take a big beating this week.  A typical household on a given day has 4-5 people utilizing its plumbing system.  During the holidays, that number can increase to 15-20 people. This triples or quadruples the plumbing usage which can lead to problems.

Follow these tips to help prevent a plumbing disaster.

1. If you have a slow drain or another plumbing issue, it is recommended to have the problem taken care of before company arrives and extra stress is added to your home’s plumbing system.
2. After the Thanksgiving meal, your family members or guests often offer to help clean up. Set the ground rules before the dishes even leave the table. Remind your guest not to throw scraps or leftovers down the garbage disposal or flush it down the toilet.  Your plumbing was not built to remove large food particles.
3. Avoid throwing down the garbage disposal stringy, starchy, fibrous or hard to break down foods. Starchy foods expand with water which can cause a clog.  Celery, carrot skins, potato skins or leftover potatoes, apple skin, egg shells, corn husks and small bones should all be thrown in the garbage.
4. Dispose of oily, greasy or fatty foods or liquids in the trash. Take a paper towel and wipe the food and grease into the garbage before washing it in the sink or placing it in the dishwasher.  The fat and grease will solidify and can cause clogs.
5. Turn the water on before you put food down the garbage disposal. Keep the water running for a few seconds after you turn off the disposal as this will help remove any waste from your drain and keep it from clogging.
6. If you are hosting overnight guests have them wait 10-15 minutes between showers. This will allow for the drain to proper clear as well as the hot water to replenish.  If your guests have long hair, you may use a shower strainer to keep the hairs from entering the drain.
7. Remind guests not to flush cotton balls, feminine hygiene products, paper towels or baby wipes down the toilet. Post a reminder sign in the bathroom if needed.

We hope that by following these tips you will avoid a plumbing backup.  But should you need us for an emergency plumbing issue on Thanksgiving Day, our Plumbers will be happy to come out and fix the problem.

From our family to yours, we wish you a blessed Thanksgiving.